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HomeMy WebLinkAbout12-08-2021 YPC Agenda Packet DEPARTMENTOF COMMUNITY DEVELOPMENT Joan Davenport, AICP, Director Planning Division Joseph Calhoun, Manager nd 129 North Second Street, 2Floor, Yakima, WA 98901 www.yakimawa.gov/services/planning/ypc/ City of Yakima Planning Commission ZOOM VIRTUAL MEETING City Hall Council Chambers December 8, 2021 3:00 p.m. –5:00 p.m. YPC MEMBERS: Chair Jacob Liddicoat, Vice-Chair Lisa Wallace, Leanne Hughes-Mickel, Al Rose, Robert McCormick, Philip Ostriem, and Mary Place Council Liaison: Kay Funk (District 4) CITY PLANNING STAFF: Joan Davenport (Community Development Director), Rosalinda Ibarra (Community Development Administrative Asst.), Joseph Calhoun (Planning Manager), Eric Crowell (Senior Planner), Trevor Martin (Senior Planner), and Analilia Núñez (Planning Technician) AGENDA I.Call to Order II.Roll Call III.Staff Announcements IV.Approval of Meeting Minutes of November 10, 2021 V.Housing Action Plan Implementation – Strategy 1 VI.Other Business VII.Adjourn Next Meeting: January 12, 2022 To listen/watch this virtual meeting, please register with your name and email address here: https://cityofyakima.zoom.us/webinar/register/WN_Ul1txG2yRmC-y3-g6l94-A After registering, you will receive emailed instructions for joining the meeting online with your device or by calling in. The meeting will also be recorded and posted on the Y-PAC website. The meeting will also be recorded and posted on the Y-PAC website. Visit the Yakima Planning Commission webpage for more information. Country/Region NameUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited StatesUnited States 474242414147464647 Time in Session (minutes) 12/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:4112/8/2021 15:41 Leave Time 12/8/2021 14:5412/8/2021 14:5912/8/2021 14:5912/8/2021 15:0012/8/2021 15:0012/8/2021 14:5412/8/2021 14:5512/8/2021 14:5512/8/2021 14:54 Join Time Approval Registra 12-08-2021 YPC Attendee Report EmailAsk.Planning@yakimawa.govplaceml@charter.netsara.watkins@yakimawa.govmichael.brown@yakimawa.govlisakwallace@hotmail.comrob@mccormickaircenter.comjake@3dyakima.comjoseph.calhoun@yakimawa.govaar70 40@gmail.com Last Nameof Yakima Planning DivisionPlace (YPC)Watkins (Legal)Brown (YPAC)Wallace (YPC Vice-Chair)McCormick (YPC)Liddicoat (YPC Chair)Calhoun (Planning)Rose (YPC) First NameCityMarySaraMichaelLisaRobJacobJosephAl User Name (Original Name)City of Yakima Planning DivisionMary Place (YPC)Sara Watkins (Legal)Michael Brown (YPAC)Lisa Wallace (YPC Vice-Chair)Rob McCormick (YPC)Jacob Liddicoat (YPC Chair)Joseph Calhoun (Planning)Al Rose (YPC) AttendedYesYesYesYesYesYesYesYesYes City of Yakima Planning Commission (YPC) Meeting Minutes via Zoom November 10, 2021 Call to Order Chair Liddicoatcalled themeeting to order at3:00p.m. Roll Call YPC Members Present:Chair Jacob Liddicoat, Vice-chairLisa Wallace,Mary Place,Al Rose,Leanne Hughes-Mickel YPC Members Absent:Rob McCormick,Phil Ostriem Staff Present:Joseph Calhoun, Planning Manager Others: Kay Funk Staff Announcements–Planning Manager Joseph Calhoun announced the following: Comprehensive Plan Amendments were presented to council and approved and ordinances will be presented at the next council meeting for further consideration. There weresome corrections on the agenda and minutes for the previous meeting. October 27, 2021 Meeting Minutes–It was motioned by CommissionerPlaceand seconded by Commissioner Roseto approve the meeting minutes ofOctober 27, 2021as presented.The motion carried unanimously. Housing Action Plan –Calhoun presented updates on proposed changes to the Housing Action Plan related to ADU’s. Some of the proposed changes include: minimum lot size, required water and sewer connections, elimination of redundant verbiage, cottage housing, etc. Commissioners had questions on legalities regarding income requirements and limits on people living in tiny homes, requirements related to required playgrounds, and binding site plans. Councilmember Funk expressed her appreciation to Mr. Calhoun for his work on the Housing Action Plan. Other Business–Commissioner Wallace recommended a discussion regarding chronically absent commissioners and their potential dismissal. Calhoun will look into the bylaws. Councilmember Funk expressed support for attendance requirements. Commissioner Place would like to provide future commissioners with a clear understanding on what being a Planning Commissioner entails, and believes current material is not helpful. Commissioner Place provided suggestions on training for potential commissioners. Adjourn–A motion to adjourn to December 8, 2021was passed with unanimous vote. The meeting adjourned at approximately 3:35p.m. Chair Liddicoat Date This meeting was filmed by YPAC. Minutes for this meeting submitted by:Analilia Núñez -1- City of Yakima Planning Commission Housing Action Plan Implementation Strategy 1 December 8, 2021 1.HAP Strategy 1 2.RWC 36.70A.540 3.YMC Code Changes –Summary of Changes 1.HAP Strategy 1 1. Update city regulations to remove barriers to innovative housing types. LEADTIMELINEINVESTMENTEFFORTOBJECTIVES AffordabilityHousing SupplyHomeownership CityPartner$$$$ Older Adult OptionsStabilityAnti-Displacement Description.Most housing in the City of Yakima is single-family (65% of all housing inventory) or multifamily of three or more units (22% of all housing inventory). Supporting innovative housing types and arrangements will more fully meet the needs and preferences of Yakima’s community members. For example, community engagement revealed that many Yakima residents seek multigenerational, senior, and more affordable housing opportunities that these types of innovative housing can facilitate. There are a wide variety of housing types that help reduce housing costs and fit into a small-town character. Each is definedbelow. Zero Lot Line Tiny House Cottage HousingMicro-housing Housing Examples of innovative housing types include: Tiny homesare small dwelling units on a foundation or on a carriage with wheels with between 150-400 square feet of habitable floor area. They are affordable compared with traditional site-built homes. They may be located on their own lot, serve as an accessory dwelling unit, or be located in a village arrangement in a manufactured home or RV park. Their small size and cottage like nature make them compatible in single-family areas on their own lot or as an accessory dwelling unit. They may offer temporary or long-term housing for seasonal workers such as in a manufactured home or RV park. Senate Bill (SB) 5383, passed in May 2019, legally permitted tiny houses as permanent dwellings in Washington State; as a result, the State Building Council adopted International Residential Code standards that apply to tiny houses, effective in November 2020. SB 5383 also expanded RCW 58.17.040(5) of the subdivision statute to allow the creation of tiny house villages such as through a binding site plan and stops cities from prohibiting tiny houses in manufactured/mobile home parks. House Bill (HB) 1085, passed in 2018, also allows local jurisdictions to remove minimum unit size limitations on detached houses. Microhomesare small dwellings in a multifamily style. There are two types: Congregate housing “sleeping rooms” are often in the 140-200 square-foot range and may includeprivate bathrooms and kitchenettes. Shared facilities include kitchens, gathering areas, and other common amenities for residents. A small efficiency dwelling unit (SEDU) is a very small studio apartment including a complete kitchen and bathroom. Typically, the units will be as small as 220 square feet of total floor space, as compared to 300 square feet for thesmallest typical conventional studio apartments. Microhomes are more affordable apartment units, and could be located in commercial, mixed-use, and high-density multifamily zones. Modular homesare structures that are built offsite, then transported to apermanent site. They differ from manufactured or mobile homes in that modular homes are constructed to meet the same state, regional, or local building codes as site-built 1 homes, while manufactured homes adhere to national HUD code standards. Co-op housingis a form of shared housing in which a cooperative corporation owns housing, and residents own stock shares in the corporation and participate in 2 governance of the cooperative.Shared property, usually including a common house, is part of what definesthis type of housing. These spaces allow residents to gather for shared meals, activities, and celebrations as well as the collaborative work required to care for the spaces. Multi-generational homesare designed to provide space for multiple generations living together under one roof, with each generation benefiting from their own separate space and privacy. The design of the home is similar to a single-family residence in outward appearance with an interior layout designed around common areas with separate spaces for the different family groups. Other related dwelling unit types include cottages–acluster of small dwelling units, generally less than 1,200 square feet,around a common open space–and zero-lot line development, whichallows a zero or minimal setback normally required within a particular zone thus promoting efficient use of buildable land.Zero-lot line development is common with townhouse developments and may also be designed as an attached single-family home. The City of Yakima has made several changes recentlyto encouragethe above housing types.Tiny houses onan individual lot are currently treated the same as a regular single-family home. The City has also updated its definition of multifamily development to include any residential use where three or more dwellings are on the same lot. This can be 3+ tiny homes, a duplex and a tiny home, or other combinations. A new manufactured home canbe placed anywhere a single-family home can locate, consistent with state law. However, process and level of review for these housing types can be improved. For example, to build a tiny home on a new smaller single lot (smaller than the city’s current minimum lot size requirement of 6,000 SF) one must go through a Planned Development process. Streamlining and simplifying the 1 HUD https://www.hud.gov/program_offices/housing/rmra/mhs/faqs. 2 University of Wisconsin Center for Cooperatives. http://reic.uwcc.wisc.edu/house/ review process for smaller housing types can further support encourage these housing types. Gaps Addressed. Yakimaneeds to create housing units at a rate of 295 units annually through 2040. Housing like tiny homes and modular housing is often less expensive to develop than traditional, single-family homes. These cost savings could help encourage and facilitate the development of more housing that can also be more attainable for households with lower incomes. This housing is often also more suitable for small households, for whom Yakima currently has a shortage of housing options. Cooperative housing can provide a more affordable opportunity for homeownership than traditional single-family homeownership. Yakima, like many communities in Washington, also has a shortage of farmworker housing. Innovative housing types can provide farmworkers with high-quality housing that meets local codes, but at a lower cost to developers. Considerations.Additional options to encouragetiny homes, micro housing, cottage homes, multigenerational homes and othersinclude: Allowing for differentzoning/densityoptionsto incorporate the above-listed housing types. Density/massing and review process: Consider allowing a higher number of units than typical for the zone, due to smaller home size or where legacy pesticides are present.Some density increase is essential because the units are smaller and usually more expensive to build on a cost/square feet basis. Consider applying a maximum floor area ratio limit or an across the board allowed density for tiny houses, for instance one tiny house per 1,200 square foot of lot area. Consider reduced development standards such as lot coverage and setbacks for multi-generational homes. Design elements. Provide designstandards in a manner similar to cottage housing clusters: Consider providing design standards for both common open spaces and semi- private open spaces for individual cottages. Permit construction of a shared community building to provide a space for gathering and sharing tools. Play close attention to how parking can/should be integrated with tiny house clusters. Example Communities Cohousing:Haystack Heights in Spokane is an intergenerational village that is close to downtown with clustered townhouses and flats to maximize efficiency, interaction, and green space. Designed to include 39 units spread out among four buildings, the development includes spaces to share skills and facilities. 2.RCW 36.70A.540 RCW36.70A.540 Affordable housing incentive programs—Low-income housing units. (1)(a) Any city or county planning under RCWmay enact or expand 36.70A.040 affordable housing incentive programs providing for the development of low-income housing units through development regulations or conditions on rezoning or permit decisions, or both, on one or more of the following types of development: Residential; commercial; industrial; or mixed-use. An affordable housing incentive program may include, but is not limited to, one or more of the following: (i) Density bonuses within the urban growth area; (ii) Height and bulk bonuses; (iii) Fee waivers or exemptions; (iv) Parking reductions; or (v) Expedited permitting. (b) The city or county may enact or expand such programs whether or not the programs may impose a tax, fee, or charge on the development or construction of property. (c) If a developer chooses not to participate in an optional affordable housing incentive program adopted and authorized under this section, a city, county, or town may not condition, deny, or delay the issuance of a permit or development approval that is consistent with zoning and development standards on the subject property absent incentive provisions of this program. (2) Affordable housing incentive programs enacted or expanded under this section shall comply with the following: (a) The incentives or bonuses shall provide for the development of low-income housing units; (b) Jurisdictions shall establish standards for low-income renter or owner occupancy housing, including income guidelines consistent with local housing needs, to assist low-income households that cannot afford market-rate housing. Low-income households are defined for renter and owner occupancy program purposes as follows: (i) Rental housing units to be developed shall be affordable to and occupied by households with an income of fifty percent or less of the county median family income, adjusted for family size; (ii) Owner occupancy housing units shall be affordable to and occupied by households with an income of eighty percent or less of the county median family income, adjusted for family size. The legislative authority of a jurisdiction, after holding a public hearing, may establish lower income levels; and (iii) The legislative authority of a jurisdiction, after holding a public hearing, may also establish higher income levels for rental housing or for owner occupancy housing upon finding that higher income levels are needed to address local housing market conditions. The higher income level for rental housing may not exceed eighty percent of the county area median family income. The higher income level for owner occupancy housing may not exceed one hundred percent of the county area median family income. These established higher income levels are considered "low-income" for thepurposes of this section; (c) The jurisdiction shall establish a maximum rent level or sales price for each low- income housing unit developed under the terms of a program and may adjust these levels or prices based on the average size of the household expected to occupy the unit. For renter- occupied housing units, the total housing costs, including basic utilities as determined by the jurisdiction, may not exceed thirty percent of the income limit for the low-income housing unit; (d) Where a developer is utilizing a housing incentive program authorized under this section to develop market rate housing, and is developing low-income housing to satisfy the requirements of the housing incentive program, the low-income housing units shall be provided in a range of sizes comparable to those units that are available to other residents. To the extent practicable, the number of bedrooms in low-income units must be in the same proportion as the number of bedrooms in units within the entire development. The low-income units shall generally be distributed throughout the development and have substantially the same functionality as the other units in the development; (e) Low-income housing units developed under an affordable housing incentive program shall be committed to continuing affordability for at least fifty years. A local government, however, may accept payments in lieu of continuing affordability. The program shall include measures to enforce continuing affordability and income standards applicable to low-income units constructed under this section that may include, but are not limited to, covenants, options, or other agreements to be executed and recorded by owners and developers; (f) Programs authorized under subsection (1) of this section may apply to part or allof a jurisdiction and different standards may be applied to different areas within a jurisdiction or to different types of development. Programs authorized under this section may be modified to meet local needs and may include provisions not expressly provided in this section or RCW; 82.02.020 (g) Low-income housing units developed under an affordable housing incentive program are encouraged to be provided within developments for which abonus or incentive is provided. However, programs may allow units to be provided in a building located in the general area of the development for which a bonus or incentive is provided; and (h) Affordable housing incentive programs may allow a payment of money or property in lieu of low-income housing units if the jurisdiction determines that the payment achieves a result equal to or better than providing the affordable housing on-site, as long as the payment does not exceed the approximate cost of developing the same number and quality of housing units that would otherwise be developed. Any city or county shall use these funds or property to support the development of low-income housing, including support provided through loans or grants to public or private owners or developers of housing. (3) Affordable housing incentive programs enacted or expanded under this section may be applied within the jurisdiction to address the need for increased residential development, consistent with local growth management and housing policies, as follows: (a) The jurisdiction shall identify certain land use designations within a geographic area where increased residential development will assist in achieving local growth management and housing policies; (b) The jurisdiction shall provide increased residential development capacity through zoning changes, bonus densities, height and bulk increases, parking reductions, or other regulatory changes or other incentives; (c) The jurisdiction shall determine thatincreased residential development capacity or other incentives can be achieved within the identified area, subject to consideration of other regulatory controls on development; and (d) The jurisdiction may establish a minimum amount of affordable housing that must be provided by all residential developments being built under the revised regulations, consistent with the requirements of this section. 3.YMC Code Changes –Summaryof Changes 15.02.020Definitions. “Cottage housing” means a group of three or more clustered single-family dwelling units with common open space and shared parking facilities, meeting the standards listed in YMC § 15.09.035. “Development, multifamily” means a structure or structures, or portion thereof, designed for occupancy by three or more families living independently of each other and containing three or more attached or detached dwelling units on a lot. Any combination of three-plus, duplex and detached single-family dwellings that have a common driveway access on a single lot of record is considered multifamily development.This definition does not include “Cottage Housing” as defined in YMC 15.02.020. “Tiny house” and Tiny house with wheels” meansa dwelling to be used as permanent housing with permanent provisions for living, sleeping, eating, cooking and sanitation built in accordance with the state building code. “Tiny house communities” means real property rented or held out for rent to others for the placement of tiny houses with wheels or tiny houses utilizing the binding site plan process in RCW 58.17.030/YMC Ch 14.35. 15.04.030Table of permitted land uses. Table 4-1 titled “Permitted Land Uses” is incorporated as part of this section. Each permitted land use listed in Table 4-1 is designated a Class (1), (2), or (3) use for a particular zoning district. In addition, some Class (1) uses may require Type (2) review in accordance with YMC15.04.020. All permitted land uses and associated site improvements are subject to the design standards and review procedures of this title. Table 4-1. Permitted Land Uses R-R-R-B-B-M-M- SR12312HBSCCLCCASGCCBDRD12 RESIDENTIAL Accessory Uses (*)See YMC15.04.060 Detached Single-Family Dwelling (*)11113313333 Accessory Dwelling Unit (*) (See YMC15.09.045)221111111111 Existing or New Detached Single-Family Dwelling on Existing 111 Lots of 8,000 Square Feet or Less Detached Single-Family Dwelling (zero lot line) (*) (See 22223313333 YMC15.09.040) Attached Single-Family Dwelling, Common Wall (*)22113312222 Two-Family Dwelling (Duplex) (*)32112212212 Two-Family Dwelling (Duplex) (*) on Corner Lots in a New 11 Subdivision Table 4-1. Permitted Land Uses R-R-R-B-B-M-M- SR12312HBSCCLCCASGCCBDRD12 Converted Dwelling (*)32111112211 Cottage Housing(*)(See YMC 15.09.035)211112222 Multifamily Development (*): 0—7 DU/NRA2112222222 8—12 DU/NRA212222222 13+ DU/NRA212222222 Mixed-Use Building1111111 Planned Development (*)See YMC15.28 Mobile Home Parks (*)222 Mobile Home (*) or Manufactured Homes (*)See YMC15.04.160 Retirement Homes (*)231311 Temporary Hardship Units (See YMC15.04.140)22222222222 15.04.150Standards for mobile/manufactured home and tiny home communitiesparks. A. Purpose. The purpose of this section is to establish standards and criteria for development and expansion of mobile/manufactured home parks and tiny home communitieswithin the urban area. These standards are provided to ensure uniform, coordinated development of mobile/manufactured home and tiny home parks communities and to ensure the general health, welfareand safety of the occupants of mobile/manufacturedand tinyhomes that may be located within a communitypark developed under these standards. These standards shall be applied in a manner that stresses minimizing costs. Alternatives that reduce costs and meet the intent of these standards will be encouraged. B. Site Plan Requirements. All proposals for mobile/manufactured home and tiny home parkcommunities shall include a site plan based upon a land survey drawn by a licensed architect, engineer or surveyor and shall include the following information in addition to the standard information required for site plans: 1. All spaces shall be clearly delineated on the site plan and include dimensions and square footage for each space; 2. A building envelope shall be shown within each space; 3. Unit setbacks shall be shown for each space; 4. The location of required parking for each unitshall be shown on the site plan; 5. Streetsshall be shown on the site plan; 6. Signage for the park and directional signageshall be shown on the site plan; 7. The location of all solid waste containers and screening of containersshall be shown on the site plan; and 8. All facilities, utilities, improvements and amenities shall be shown on the site plan, including pathways, sidewalks, and recreational facilities. C. Development Standards. All mobile/manufactured home and tiny home parkcommunities shall be developed in compliance with the underlying zoning district and shall be in compliance with this section. The density of a parkcommunityor park expansion shall not exceed the density of the underlying zoning of the district. All required site improvements shall be installed prior to placement of unitsin the park. Additional site improvements may be required by the reviewing official. 1. Minimum Space Size and Width. The minimum space size and width for a mobile/manufactured homepark,tiny home/tiny home on wheels, or recreational vehicle. exclusive of streets, shall meet the lot size, lot width andallbe the minimum size necessary to ensure compliance with applicable unit separation,off-street parking requirements, and play area standards.other standards for detached single-family dwellings, as shown on Table 5-2 of this title.Space size may be reduced with the provision of improvements in accordance with the following: a. Provision of Recreational Areas. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of a developed recreational area for use by the residents. The area shall be suitable for active recreation and shall consist of a minimum of ten percent of the park area. b. Provision of Sidewalks. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of sidewalks a minimum of four feet in width, serving at least one side of each street and all recreational areas. c. Provision of Curbs, Gutters and Sidewalks. Space size requirements of the underlying district may be reduced by a maximum of ten percent with the provision of curbs, gutters and sidewalks on both sides of the street. d. Cumulative Space Size Reduction. Space size may be reduced up to twenty percent with the provision of any combination of items in subsections (C)(1)(a) through (c) of this section. 2. Internal Street Paving. A minimum of twenty-four feet of paved internal street shall be required for access to each unit, paved in accordance with YMC15.06.110. 3. Off-Street Parking. Two paved off-street parking spaces shall be provided for each unit in accordance with this title, YMC Chapter15.06. 4. Street Lighting. A street light shall be provided at each street intersection within the communitypark. 5. Right-of-Way Dedication and Frontage Improvements. Appropriate provisions for right-of- way dedication and right-of-way improvements adjacent to the park shall be made, including street paving, sidewalks, curbs, gutters, and street lighting. Improvements shall be installed prior to placement of units in the park, unless an appropriate bond or instrument acceptable to the appropriate jurisdiction is provided to guarantee installation of improvements. 6. Street Signs and Internal Directional Signs. All streets within the park shall be named utilizing blue street signs consistent with the appropriate jurisdiction’s public street signs. Internal directional signs indicating unit/space numbers shall be placed at all street intersections within the park. 7. Utilities. All utilities shall be installed prior to placement of units in the park, including irrigation, domestic water, and sewer. All utilities shall be installed underground, including electrical distribution, telephone, and cable TV. The internal water system shall include fire hydrants located at the direction of the appropriate jurisdiction’s firedepartment. 8. Minimum Unit Separation. Units shall be separated by a minimum of ten feet, measured from the furthest extremity of each unit, including stairways. 9. Sitescreening shall be provided in accordance with YMC Ch. 15.07 Perimeter Sitescreening and Landscaping. The perimeter of a park shall be sitescreened with a six-foot- high, view-obscuring fence and shall include at a minimum a ten-foot-wide landscape strip adjacent to the fence and within the park consisting of a combination of shrubs,trees and groundcover. 10. Stormwater Drainage. All stormwater drainage shall be retained on site and a drainage plan shall be approved by the appropriate jurisdiction. 11. Dumpsters/Solid Waste Containers. Dumpsters and solid waste containers shallbe provided for common use, and shall be screened with a six-foot-high, view-obscuring fence or wall and access gate. 12. Play AreaOpen SpaceRequirement. Each unit shall provide an area of open space play area for children contained within the unit’sspace, consisting of a minimum size of six four hundred square feet and a minimum width of tenfifteenfeet. a. The unit square-footage requirement may be reduced by 50% if the development includes a common play area. b. Gravel, pavers, asphalt or other non-vegetative surface shall not be included in the open space requirement D. Expansion of Existing Mobile/Manufactured Home and Tiny Home ParksCommunities. All standards of this section shall apply to expansion of existing mobile home parkscommunities. The standards shall not apply to existing areas of a park community not being expanded. The examiner may, at his or her discretion, reduce one or more standards of this section for newly expanded areas of a park community if expansion plans also include improvements to the existing park community area. E. Maintenance of Common Areas, Landscaping and Open Space/Recreational Areas. All common areas and facilities (including streets, walkways, utilities, landscaping, storage areas, open space, and recreational areas) shall be continuously maintained in good condition by the park community owner or designated homeowner’s association. An irrigation system shall be installed for maintenance of landscaping and recreational/open space areas that would normally require irrigation. F. Planned Development Under the Provisions of This Title. Development of a mobile/manufactured homeor tiny homeparkcommunitymay be accomplished under the planned development provisions of this title. 15.06.040Off-street parking standards. A. Table of Required Off-Street Parking. The parking standards in Table 6-1, Table of Off-Street Parking Standards, are established as the parking standards for the uses indicated. These parking requirements are based on gross floor area. “Gross floor area” means the total square footage of all floors in a structure as measured from the interior surface of each exterior wall of the structure and including halls, lobbies, enclosedporches and fully enclosed recreation areas and balconies, but excluding stairways, elevator shafts, attic space, mechanical rooms, restrooms, uncovered steps and fire escapes, private garages, carports and off-street parking and loading spaces. Storage areas are included in gross floor area. However, the required off-street parking for storage areas shall be calculated at the rate of one space per five hundred square feet rather than the specific parking standard established in Table 6-1; except when the parking standard for the principal use would require fewer parking spaces (i.e., one space per six hundred square feet). All required off-street parking shall be subject to the procedures of this title and the standards of this section. B. Uses Not Specified. Off-street parking requirements for uses not specifically listed in Table 6-1 shall be determined by the reviewing official based upon the requirement for similar uses. C. Downtown Business District Exempt. The downtown business district of Yakima, as shown in Figure 6-1 and hereby adopted as a part of this chapter, shall be exempt from the provisions of this chapter as they relate to the number of parking spaces required, except that this exemption shall not apply to property that is used for residential purposes; and further provided, that all the other requirements of this chapter shall apply to any parking provided by the applicant. D. Subsidized Low-Income HousingParking. 1.At the time of land use application submittal, the applicant must submit documentation demonstrating that the housing units will be used for the intended population for a minimum of ten years. Such documentation may include, but is not limited to, an application form submitted to receive subsidy from the city or state. 1.2.Upona change in occupancy from subsidized housing to another use, the minimum number of required off street parking spaces is as required for the new use. RESIDENTIAL Accessory dwelling units1 space Single-family dwelling, Manufactured Home, Mobile 2 spaces Home Two-family dwellings4 spaces Tiny House, Tiny House with Wheels, Recreational 1 space Vehicle Multifamily development 10 units or less2 spaces (1.5 in CBD) per dwelling More than 10 units1.5 spaces (1 in CBD) per dwelling Retirement homes1 space for each dwelling unit Subsidized Low-Income Housing(see YMC § 0.5 spaces per dwelling 15.06.040(D)) 15.09.035Cottage Housing. A, Purposeand Intent. 1.To provide a housing type that responds to changing household sizes and ages (e.g., retirees, small families, and single person households). 2.To encourage creation of more usable open space for residents of the development through flexibility in density and lot standards. 3.To ensure that the overall size, including bulk and mass of cottage structures and cottage housing developments, remain smaller and incur less visual impact than standard sized single-family dwellings, particularly given the allowed intensity of cottage dwellings. 4.To provide centrally located and functional common openspace that fosters a sense of community and a sense of openness in cottage housing developments. 5.To provide private area around the individual dwellings to enable diversity in landscape design and foster a sense of ownership. 6.To ensure minimal visual impact from vehicular use and storage areas for residents of the cottage housing development as well as adjacent properties, and to maintain a single-family character along public streets. B. Development Standards. All cottage housing developments shall comply with applicable development standards in Title 15; provided that where the standards included herein conflict with the standards in other sections, the standards herein shall apply: 1.Unit Size a.MinimumUnit Size:600squarefeet b.MaximumUnit Size:1,500squarefeet 2.Maximum Accessory Building footprint for community use:600 squarefeet 3.Parking: a.Units greater than 1,000 square-feet:1.5 spaces per unit b.Units less than 1,000 square-feet:1 space per unit 4.Common Open Space: Minimum 400 square-feetper dwelling a.Shall be designed and maintained as an amenity for residents of the development. b.Up to 30percentof therequired common open space may be utilized through a community building built for the use of the cottage housing residents. 5.Private Open Space: Minimum 200 square-feet per dwelling 6.Development Size: Minimum 10,000 square-feet a.Subdivision Standards. If the proposed development will be subdivided, the following standards shall apply: i.Minimum lot sizeshall be equivalent to the dwelling unit size and private open space requirement. 1.For example, the minimum lot size of a 1,200-square-foot dwelling will be 1,400 squarefeet (1,200-square-foot dwelling + 200-square-foot private open space = 1,400 square-feet). ii.All common areas (common open space, community buildings,parking, etc.) shall be contained in a tractand include a homeowner’s association or other such management structure for the continued maintenance and upkeep of common facilities. 7.Maximum Height: 25feet 8.Maximum LotCoverage: 80percentfor the entire development site. Lot coverage for individual lots may vary if subdivided. 9.Minimum Unit Separation: 10feet 10.Setbacks from exterior property lines: a.Front: 20 feet b.Side: 5 feet c.Rear 10 feet 11.Clustered developments shall contain a minimum of three and a maximum of 12 cottage housing units located in a cluster group to encourage a sense of community among residents. A development site can contain more than one group. C. Design Standards and Guidelines.The followingdesign standards and guidelines shall apply to all Cottage Housing developments: 1.Common Open Space a.Shall be designed and maintained as an amenity for residents of the development. b.Shall be centrally located and be easily accessible to all units within thedevelopment. c.Each area of common open space shall be in one contiguous and useable piece with a minimum dimension of 20-feet on all sides. d.Shall abut at least 50 percent of the units in the development. A cottage is considered to “abut” an area of commonopen space if there is no structure between the unit and the common open space. e.Landscaping located in common open space areas shall be designed to allow for easy access and use of the space by all residents, and to facilitate maintenance needs. f.Common open space shall be located outside of oversteepened slopes, wetlands, streams, and other associated critical areas buffers, and shall be developed and maintained to provide for passive and/or active recreational activities for the residents of the development. 2.Private Open Space a.Shall be located adjacent to each unit for the exclusive use of the resident(s). b.Each area of private open space shall contain a minimum dimension of 10feet on all sides. c.May be located wholly or partially under a covered patio or porchon either the front or rear of the unit. This area shall not be included in the maximum unit size calculation. 3.Community Buildings a.Community buildings shall be clearly incidental in use and size to the dwelling units. b.Building height for community buildings shall be no more than one story. c.Community buildings shallbe located on the same site as the cottage housing development, and be commonly owned by the residents. 4.Parking a.Shared detached garage structures shall not exceed four (4) garage doors per building, and a total of 1,200 square feet. b.For shared detached garages, the design of the structure must be similar and compatible to that of the dwelling units within the development. c.Shared detached garages and surface parking areas shall be screened from public streets and adjacent residential uses by landscaping or architectural screening. d.Storage of items which preclude the use of detached garage structures for the parking of vehicles is prohibited. e.Surface parking areas shall not contain more than four (4) spaces. Clusters shallbe separated by a distance of at least 10 feet. 15.09.045Accessory dwelling units. A. Purpose. The purpose of the accessory dwelling unit (ADU) provisions is to: 1. Provide property owners with an opportunity for extra income, companionship, and security; 2. Better utilize existing infrastructure and community resources (sewer, water, roads, etc.); 3. Provide a housing type that allows flexibility to respond to changing needs and lifestyles; 4. Add to the supply of affordable dwelling units; and 5. Protect neighborhood character and stability by ensuring that ADUs are compatible with surrounding land uses. B. Requirements. An accessory dwelling unit is a permitted use on all parcels containing a single- family dwelling (See YMC15.04.030, Table 4-1, for level of review) subject to all of the following conditions: 1. The accessory dwelling unit may be attached to the primary residence or attached to or above a detached garage, or be its own stand-alone structure. 2. Off-street parking shall be provided as required in YMC Chapter15.06for both the ADU and the primary residence located on the lot they are intended to serve. 3. The ADU’s floor area shall not exceed one thousand square feet. 4. The ADU’s exterior walls shall be designed so as to be similar in style, color, and building materials to the primary detached dwelling. 5. An ADU attached to the primary structure shall have the same building setbacks as the primary structure. An ADU that is attached to, or built above, a detached garage or a stand- alone structure shall have the same building setbacks as an accessory structure. 6. A parcel/lot shall contain no more than one single-family residence and one ADU. 7. ADUs shall not be allowed on parcels containing a duplex or multifamily dwelling, or a commercial or industrial structure/use. 8. ADUs shall only be permitted on parcels/lots sized appropriately for a duplex per YMC15.05.030, Table 5-2. ADUs proposed on lots smaller than the minimum lot size may be approved after undergoing one additional level of review as shown in YMC15.04.030, Table 4- 1. 9. The primary residence and the ADU shall both be connected to public sewer and waterif available (within 200-feet). a. If the ADU is attached to the primary dwelling unit, the two dwelling units shall share a single sewer and water connection. b. If the ADU is attached to, or located above, a detached garage, or is a stand-alone structure, each unit may have its own sewer and water connection, with required meters, or share the sewer and water connection with the primary dwelling unit consistent with applicable code(s). c. If public sewer and/or public water are not available at the site, the applicant shall providedocumentation from the Yakima Health Districtcertifying that the onsite septic and/or onsite well are adequate to provide service for both the existing single-family residence and the ADU. 10. A lot containing an ADU shall not be subdivided, or otherwise segregated in ownership, in a way that separates the ADU and the primary dwelling unit on different lots, except as permitted under YMC Title14. 11. The site plan for the construction or conversion of an ADU shall indicate the ADU. 1211. Any exterior stairs shall be placed in the rear or side yard. 1312. A deed restriction, signed by the property owner and the city, shall be recorded with the Yakima County auditor’s office providing notice to potential buyers of the ADU restrictions. 1413. ADU’s uses as a short term rental shall also comply with YMC15.09.080and all other applicable codes. C. Enforcement. The city retains the right with reasonable notice to inspect the ADU for compliance with the provisions of this section. D. Elimination. The city retains the right with reasonable notice to withdraw occupancy approval if any of the requirements under subsection B of this section are violated. In the event the city withdraws occupancy, the property owner may: 1. If attached, merge the existing ADU to the single-family dwelling; or 2. If detached, use the building for an approved accessory use or remove the structure from the premises. Chapter 14.35 BINDING SITE PLANS 14.35.010Purpose. The purpose of this chapter is to provide a process for the division of land for the purpose of sale, lease, or transfer of commercial or industrial lots,and mobile homes, tiny houses/tiny houses wheels Commented \[CJ1\]: Cottage Housing? or travel trailersas an alternative to the subdivision process. Commented \[CJ2R1\]: Cannot add cottage housing –Binding site plan is only available for 1) industrial or commercial lots; and 2) mobile home, tiny 14.35.020Authority. house, tiny house with wheels RCW 58.17.035,and 58.17.040(4), and 58.17.040(5)provide for a binding site plan process as an RCW 58.17.040 (4) and (5) alternate method of dividing land for: a)Ccommercial or industrial land; or a)b)Mobile homes, tiny houses/tiny houses with wheels, or travel trailers.. 14.35.030Applicability. This chapter shall apply solely for the sale, lease, or transfer of lots zoned small convenience center (SCC); large convenience center (LCC); airport support (AS); central business district (CBD); general commercial (GC); regional development (RD); light industrial (M-1); and heavy industrial (M- 2) under the Yakima urban area zoning ordinance, Title15YMCin all zoning districts. Land use development within binding site plans is governed by YMC15.04Title15, RCW58.17.035, and RCW 58.17.040(4) and (5).